You think your deal is on track, then a last-minute permit issue pops up and the title company hits pause. It happens often in Dallas, and it is frustrating when you are ready to close. The good news is you can spot most of these surprises early and handle them with a clear plan. In this guide, you will learn what commonly stalls Dallas closings, how to check records, and the practical steps to keep your timeline intact. Let’s dive in.
Why permits stall Dallas closings
Open permits and unfinished inspections
An open permit means work was started but never received final approval from the city. Lenders and title companies flag these as potential liabilities, which can delay funding. You may need to complete corrections and schedule a reinspection before the city will close the permit, or set up an escrow holdback until it is resolved. Title industry guidance treats open permits as a top red flag, so check early and act quickly.
Work done without permits
Unpermitted renovations, additions, or trade work can trigger back-permitting and inspections. That process may uncover required fixes and investigation fees. Buyers often negotiate credits or ask the seller to cure before closing, especially for structural or electrical items that impact safety and financing.
Failed finals for trades
If a final inspection fails for electrical, HVAC, plumbing, or pool barriers, the city will require corrections and a reinspection. Some fixes are small, like a GFCI change; others are more involved. Reinspection windows and contractor availability can push your target date if you wait until the week of closing.
Code violations and municipal liens
Active code enforcement cases or city liens must be cleared before the title company will insure the transaction. Some cases require verified repairs plus payment of fees or fines. Expect to coordinate with the city to confirm compliance status in writing.
Foundation permits and engineering
Foundation repairs are common across DFW due to expansive clay soils. Projects often require engineered plans, permits, and final sign-off or an engineer letter, and lenders may ask for that documentation before funding. These fixes can take weeks, so pull reports and paperwork early.
Pools, fences, and site work
Pool safety barriers, fence replacements, and driveway or sidewalk work also carry permits and inspections. These often sit open in city records long after the work is “done.” Verify status and close them out so they do not create a last-minute delay.
CO or TCO issues for non single-family uses
Many commercial, multifamily, and change-of-use deals require a Certificate of Occupancy or Temporary CO. Single-family and duplex uses are generally exempt from some CO requirements in Dallas, but multi-tenant and commercial properties usually are not. Confirm early if the lender or the city requires a CO and what remains to be done.
Records or system changes
Dallas has modernized its systems and migrated to the DallasNow portal. Past backlogs and the 2023 ransomware incident affected records and timelines. If something looks off in the portal, call the district office to confirm status and next steps.
How to check Dallas permits and records
Start with DallasNow
Use the DallasNow portal to search by address, review permit history, and see inspection notes. You can also track application status and attach documents. If older records seem incomplete, verify with district staff.
- Check current status and history in the DallasNow system.
- Download or screenshot permit numbers to share with your title team.
- If you see gaps, call the city to reconcile records.
Confirm with the district office
When records are unclear, contact the relevant district office directly. Inspectors and case managers can clarify what is outstanding and how to close it. This is often faster than guessing based on a single portal view.
Order municipal lien and permit searches
Ask your title company to run a municipal lien and permit search early in escrow. If an open permit appears, have the seller close it or agree to an escrow holdback until final sign-off. Early detection avoids last-week delays.
Gather contractor and engineer documentation
For structural or big-ticket items, collect engineer letters, permit numbers, and contractor invoices that show permit fees. Lenders often ask for these documents to clear underwriting. Keep everything organized and share it with the title company.
If work was done but no permit shows
Back-permitting is usually the path. The city inspects, requires any corrections, and assesses fees before final approval. In limited cases for very old work, ask the district office whether a resolution letter or similar option is available and what documentation the city needs.
Remedies, timelines, and costs
Common fixes that unblock closings
- Seller schedules final inspections and pays fees or fines, then the city closes the permit.
- Owner applies for a back-permit, completes corrections, and passes final inspection.
- Lender accepts an engineer’s certification plus a negotiated escrow while the city finishes sign-off.
- Parties agree to an escrow holdback until the city confirms compliance in writing.
What timelines look like
- Simple trade corrections and a reinspection can take a few days to 1 or 2 weeks, depending on scheduling.
- Back-permits with remediation, additions, or foundation work can run several weeks to months.
- City workloads and system updates can add variability, so build margin into your contract timeline.
Costs to expect
- Permit and reinspection fees, and investigation fees for work started without a permit.
- Contractor costs for corrections, which vary by scope.
- CO or TCO application fees on non-residential or change-of-use deals.
Dallas checklists you can use
If you are selling
- Pull your address in DallasNow and confirm every permit shows final status; save screenshots and permit numbers.
- If you completed work without permits, start back-permitting now or disclose and plan to remedy before closing.
- For foundation repairs, gather engineer reports, warranties, and any city final approvals.
If you are buying
- Ask your title company to order municipal lien and permit searches at the title commitment stage.
- Compare your home inspection findings to the DallasNow record and request permit numbers for recent work.
- If an open or unpermitted item surfaces, negotiate a seller cure or an escrow holdback tied to city closeout.
Quick resources
- Use the DallasNow portal to check permit status and inspection history.
- Review Certificate of Occupancy rules and exceptions on the city website.
- Call your district office for clarity on missing or migrated records.
- See industry guidance on municipal red flags and escrow holdbacks.
- Learn pool permit and inspection basics for Dallas.
- Review regional context on foundation issues and lender expectations.
Resources:
- Check permit status in the DallasNow portal
- CO and TCO rules for Dallas properties
- Building Inspection district contacts
- Dallas Building Inspection FAQs
- City briefing on permit backlogs and remediation
- Ransomware impact context for Dallas permitting
- Title industry red flags that delay closings
- Dallas pool permit and inspection overview
- Foundation repairs in DFW and expansive soils
- Why lenders ask for foundation inspections and letters
Let Kin Worth guide you
Permit surprises do not have to derail your plans. When you line up records early, confirm with the city, and structure smart remedies, you protect your timeline and your budget. If you want a local, experienced partner to coordinate these steps across residential or commercial deals, reach out to Kin Worth Realty for hands-on guidance.
FAQs
What is DallasNow and why does it matter before closing?
- DallasNow is the city’s online system for permits, inspections, planning, and Certificates of Occupancy; checking it helps you catch open permits, inspection results, and document history before your closing date.
How do you find open permits on a Dallas house?
- Search the property address in DallasNow, review each permit’s status and inspection notes, save permit numbers, and call the district office if any record looks incomplete or out of sync.
Can you close on a home with unpermitted work in Dallas?
- Sometimes, but lenders and title companies often require back-permitting, corrections, or an escrow holdback tied to final city approval before they will fund or insure the deal.
Do single-family homes need a Certificate of Occupancy in Dallas?
- Single-family and duplex uses are generally exempt from some CO requirements, but many commercial, multifamily, and change-of-use properties must finalize a CO or TCO.
How long do permit fixes usually take in Dallas?
- Minor trade corrections can be a few days to 1 or 2 weeks, while back-permitting and foundation or structural remedies can take several weeks to months depending on scope and scheduling.
What is an escrow holdback for open permits?
- It is an agreement to set aside part of the seller’s proceeds until the city confirms the permit is closed or corrections are completed, allowing the closing to proceed while work finishes.
